OPINION OF THE COURT
In this appeal we consider whether the members of the Board of Supervisors of Salem Township, Pennsylvania are immune from suits brought against them in their individual capacities relating to their decision to deny an application for a permit for a conditional use. We conclude that they are entitled to absolute quasi-judicial immunity. Accordingly, we will reverse the decision of the District Court.
I.
When reviewing a ruling on a motion to dismiss for failure to state a claim, we accept the allegations in the pleadings as true and draw all reasonable inferences in favor of the plaintiff.
Schrob v. Catterson,
As was their right under Pennsylvania law, the Dotzels appealed the permit denial in state court and prevailed, winning a reversal and an order that the permit be granted. They then brought suit in the District Court under 42 U.S.C. § 1983 against the Township and the Board, raising several constitutional claims, including *323 violations of their First Amendment rights and their rights to procedural and substantive due process. The District Court dismissed all but the substantive due process claim, holding that the state appellate review provided adequate procedural protection and that the complaint was “devoid of any allegation that describes or particularizes any protected activity” under the First Amendment. The Dotzels do not appeal from those dismissals.
The District Court denied the defendants’ motion to dismiss the substantive due process claim, however, holding that discovery was necessary on two issues crucial to municipal liability, whether the Board’s denial of the Dotzels’ application was so egregiously illegal as to “shock the contemporary conscience,”
see Desi’s Pizza, Inc. v. City of Wilkes-Barre,
The Board members argued below that regardless of the merits of the claim against the Township, they are entitled to quasi-judicial immunity and cannot be sued in their individual capacities based on their votes. The District Court rejected that argument, explaining that it was “unable to determine the capacity” in which the Board members were acting when they considered the Dotzels’ permit application. The Court therefore found itself “unable to determine whether the defendants are protected by judicial immunity,” and denied their motion to dismiss. On this question, we disagree with the District Court and will reverse. Analysis of the functions undertaken by the Board in ruling on permit applications persuades us that the Board members act in a quasi-judicial capacity and are therefore entitled to absolute immunity from suit.
II.
We begin, as we must, with an inquiry into whether we have jurisdiction to consider this appeal under the collateral order doctrine set forth in
Cohen v. Beneficial Indus. Loan Corporation,
Generally, as an appellate court, we have jurisdiction only over final orders of district courts as set forth in 28 U.S.C. § 1291. A “final order” is one “which terminates the litigation between the parties on the merits of the case and leaves nothing to be done but to enforce by execution what has been determined.”
Richerson v. Jones,
The Supreme Court has held that the denial of absolute immunity is immediately appealable under the
Cohen
collateral order doctrine because a finding of immunity constitutes an entitlement not to stand trial.
1
Mitchell v. Forsyth,
Our inquiry into whether quasi-judicial immunity attaches focuses on the nature of the public official’s job function, not the merits of the decision made by the official.
See Hamilton,
III.
Our remaining task is to determine whether the functions performed by the individual appellants were quasi-judicial in nature. We exercise
de novo
review over
*325
the District Court’s legal determination that the Board members are not entitled to quasi-judicial immunity.
See Hamilton,
As its name suggests, “quasi-judicial” immunity is a doctrine under which government actors whose acts are relevantly similar to judging are immune from suit. “Quasi-judicial absolute immunity attaches when a public official’s role is ‘functionally comparable’ to that of a judge.”
Hamilton,
The Supreme Court has provided guidance on which features of an allegedly quasi-judicial job function are most important.
See Butz v. Economou,
First, does a Board Member, like a judge, perform a traditional “adjudicatory” function, in that he decides facts, applies law, and otherwise resolves disputes on the merits (free from direct political influence)? Second, does a Board member, like a judge, decide cases sufficiently controversial that in the absence of absolute immunity, he would be subject to numerous damages actions? Third, does a Board member, like a judge, adjudicate disputes against a backdrop of multiple safeguards designed to protect [the parties’] constitutional rights?
Bettencourt v. Board of Registration,
A. The need to assure that the function can be performed without harassment or intimidation
While this consideration obviously applies to all government functions, zoning disputes can be among the most fractious issues faced by municipalities, and the risk of threats and harassment is great. The monetary stakes are often quite high, especially in commercial cases like this one, making the possibility of liability an especially potent adversary of objectivity. In this respect, the Board looks like a court. We emphasized this feature of zoning boards in finding quasi-judicial immunity for a New Jersey zoning board in
Bass v. Attardi,
the public interest requires that persons serving on planning boards considering applications for development act with independence and without fear that developers, who will frequently have significant financial resources and the ability to litigate, not bring them into court. *326 The possibility of facing expensive and aggravating litigation as a result of making a decision on an application for development may in a subtle way impact on the decision making process.
Id. at 50 n. 11. These concerns apply equally in the instant case.
B. The presence of institutional safeguards against improper conduct
Courts have taken a variety of procedural safeguards as particularly relevant to the judicial status inquiry. The greater the prevalence of such features, the more the activity looks judicial.
3
See, e.g., Butz,
C. The degree of insulation from political influence
Like judges and unlike most executive officers, the board members here were removable during their terms only for cause. They were elected, but so are most of the nation’s judges; and many appointed officials are highly susceptible to political influence, which is generally exercised in the form of summary dismissal. Whether an official is elected or appointed is not in itself probative of anything at all in the “acts like a judge” analysis; the devil is always in the details. The key question for our inquiry is therefore whether the Board members here can be removed from office based on the substance of their official work. They cannot. Under the Pennsylvania Constitution, “[a]ll civil officers elected by the people, except the Governor, the Lieutenant Governor, members of the General Assembly and judges of the courts of record, shall be removed by the Governor for reasonable cause, after due notice and full hearing, on the address of two-thirds of the Senate.” Pa. Const. Art. 6 § 7. The Pennsylvania Supreme Court, in
In re Reese,
D.The use of precedent in resolving controversies
We take the relevant question here to be whether the Board’s decisions are *327 purely discretionary, or are constrained by outside law. Thus, though it is not clear to what extent the Board refers to its own prior determinations in reaching decisions, the Board is required by statute to consider in its deliberations the land-use standards set out in the relevant zoning ordinance, and to explain its reasoning in written opinions. 53 Pa. Stat. Ann. § 10913.2 (“The governing body shall render a written decision ... accompanied by findings of fact or conclusions based thereon, together with any reasons therefor. Conclusions ... shall contain a reference to the provision [of law] relied on and the reasons why the conclusion is deemed appropriate in the light of the facts found.”). This procedure is quintessentially judicial.
E. The adversarial nature of the process
The Board’s cases are adversarial as a matter of law. The zoning ordinance requires that all interested parties be given notice and an opportunity to appear and be heard, Salem Township Zoning Ordinance, § 603 B, F; prohibits board members from all ex parte contacts, § 603 J, and from inspecting the disputed site unless all parties are given an opportunity to attend, id.; and provides for cross-examination of witnesses and challenges to the relevance of proffered evidence, § 603 G, H. These are hallmarks of adversarial proceedings.
F. The availability of appellate review
A formal appellate procedure is probably the single most court-like feature a governmental body can have. Many of the safeguards listed above, 'for example the issuance of written decisions and preparation of transcripts, exist largely to facilitate appellate review. And it is a hallmark of courts, unlike legislatures and executives, that (with one exception) they do not consider themselves to be either final or infallible. Thus it is with the Board. By statute, its decisions are appealable as of right in the Court of Common Pleas. 53 Pa. Stat. § 11002-A. In the instant case, in fact, the plaintiffs, on appeal in that court, secured a reversal of the Board’s ruling. The features of the process that allowed the plaintiffs to pursue their appeal now immunize the Board members from this suit: precisely because that remedy was open to them, this one is closed.
We conclude that the District Court’s reluctance to decide the question of immunity was excessively cautious. The Board members here were acting in a quasi-judicial capacity, and are absolutely immune from suit in their individual capacities. Any actions against them in their individual capacities must therefore be dismissed. 5
IV.
We do not hold that the mantle of quasi-judicial immunity is to be draped indiscriminately upon the shoulders of every municipal board of supervisors or like entity. Rather, we must closely and carefully examine the functions performed by the board in each case and apply the factors indicated by the Supreme Court, as we *328 have done here. For the reasons set forth above, we conclude that Appellants are entitled to quasi-judicial immunity. Accordingly, we will reverse the decision of the District Court and remand for further proceedings consistent with this opinion.
Notes
. Quasi-judicial immunity is absolute immunity.
See Hamilton v. Leavy,
. Other courts of appeals have relied upon whether a factual dispute exists over the function performed by the government official to determine whether appellate jurisdiction exists to review the denial of absolute immunity.
Compare Ellis,
In this case, the question does not arise, because the complaint does not allege that the defendants acted other than in their capacity as Board members.
. Of course, institutional safeguards typically attend legislative acts, too. Legislative actors, like judicial actors, are entitled to absolute immunity.
Tenney v. Brandhove,
. Indeed, under Article 6, if the Board members here had been appointed, they would not have enjoyed such protection from summary termination: "Appointed civil officers, other than judges of the courts of record, may be removed at the pleasure of the power by which they shall have been appointed.” Pa. Const. Art. 6 § 7.
. The remaining substantive due process claim against the Township and the Board members in their official capacities is not affected by our decision in this appeal. The substantive due process claim against the Board members in their official capacities “is, in all respects other than name, to be treated as a suit against the entity.”
Bass,
